Completed the sale of my flat in Small Heath last September but my buyer keeps telephoning daily to moan that her lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your solicitor should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also evidence that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion procedures just for conveyancing in Small Heath.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Small Heath. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in April. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many mortgage companies would take a pragmatic view as this clause primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
We are getting the release of further monies on our mortgage from Leeds Building Society as we want to carry out alterations to our house in Small Heath. Do we need to appoint a local Small Heath solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society would not normally require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
My husband and I are at the point of viewing apartments in Small Heath and I am about to put in an offer. Is it best to have a lawyer on ‘stand by’? I will be getting a mortgage with RBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
What does a local search inform me about the house my wife and I buying in Small Heath?
Small Heath conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Small Heath conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I'm buying a new build house in Small Heath with a mortgage from Nottingham Building Society. The builders would not move on the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not reveal to my solicitor about the extras as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am employed by a reputable estate agency in Small Heath where we have experienced a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Small Heath conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a 1 bedroom flat in Small Heath, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Small Heath with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2090
You have 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.